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MCU14/106 Appendix I - Visual Amenity Integration
Insert report title here Visual Amenity/ Landscape Integration Insert project name Insert job reference Noosa Civic Expansion DA J13041 Prepared for QIC Noosa Civic Pty Ltd December 2014
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Table of Contents
Table of Contents 1
1 Introduction 1
1.1 Purpose of Report 1
1.2 Background 1
1.2.1 Planning Context 1
1.2.2 Proposed Development 1
1.2.3 Shire Business Centre Development Scenario 3
2 Character context and visual integration capacity 4
2.1 Noosa Landscape Character Context 4
2.2 Shire Business Centre 4
2.3 Site Description 5
2.4 Screening/visual integration capacity 6
2.5 Visibility Analysis 7
3 Principles & examples of ‘Noosa style’ development 11
Table 3-1Suggested ‘Noosa style’ Principles 11
4 Evaluation against ‘Noosa style’ Principles 14
Principle 1: Integration with environment and landscape setting 14
Principle 2: Dominance of local native vegetation in the landscape 15
Principle 3: Responsiveness to existing site features 16
Principle 4: Informal setting 16
Principle 5: High quality 16
Principle 6: Strong indoor/outdoor relationships 17
Principle 7: Sweeping road pattern and roundabouts 17
Principle 8: Sustainable and environmentally-sensitive development 17
Summary 17
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1 Introduction
1.1 Purpose of Report
This report accompanies a Development Application (DA) by QIC Noosa Civic Pty Ltd (QIC) to Noosa Shire
Council for the proposed expansion of Noosa Civic at Eenie Creek Road, Noosaville. The land on which the
expansion is proposed is part of Lot 3 on SP246584, and adjoins the existing Noosa Civic centre, showroom
and commercial complex, which has been operating since October 2006. Cardno has been commissioned
on behalf of QIC to assess the relevant visual amenity and landscape integration aspects of the proposed
development.
The objectives of this report are to:
1. Describe the site and its existing character in the Shire Business Centre (SBC) context including the
screening and visual integration capacity of existing vegetation.
2. Discuss the concept of ‘Noosa Style’ development which integrates built form and landscape setting,
with reference to the planning scheme and local examples of approved developments (including
commercial/civic built form and landscaping) and propose principles and criteria applicable to the
SBC.
3. Review the proposed design with regards to visual integration of proposed built form, carparking and
landscaping, with respect to the proposed ‘Noosa Style’ principles.
1.2 Background
1.2.1 Planning Context
The planning scheme includes a map for the SBC, which shows the majority of the land to be developed as
Precinct E1 (4.0 ha) separated from B1/B2 (the existing Noosa Civic development) by a band of
‘environmental drainage’ open space (OS7 of 1.3 ha, including a natural drainage line), all within the ring
road. Development precincts outside the ring road include E6 and a narrow band of open space along
Walter Hay Drive. The open space precinct OS7 has been formalised as ‘Covenant J’ in approximately the
same location, within which any vegetation clearing or disturbance requires Council consent.
1.2.2 Proposed Development
The proposed development is for a centre with retail uses, Gym/Multi-purpose and civic uses and both
basement and surface car parking for 1,000 cars as shown in Buchan Group design drawings, plus
associated road works and an amended truck service access, and landscape and open space areas as
shown in Cardno drawings. Additionally, part of the existing Noosa Civic centre will be reconfigured as
shown on Bark Architects’ ‘Layers of Green’ drawings. The design intent is summarised in the accompanying
architectural statement and landscape design intent, which emphasise the precedence of the natural setting
and connections to the forest.
Of particular relevance to this report, the proposed development comprises:
a broadly wedge-shaped built form footprint, with a narrow ‘civic entrance’ precinct near the entry
roundabout road and northern end of the Covenant J band of forest, then widening to the south;
a series of internal, external and ‘in-between’ precincts which effectively integrate natural and
managed forest, landscaped spaces, outdoor dining and shopping mall spaces;
three separate ‘at grade’ car parking areas in the north-east (northern, central and southern
carparks), partly-screened from the ring road, with one ‘doubling’ as a transitional civic precinct (eg.
for markets and events); and basement carparking under the south-west;
a well-articulated building edge along the eastern side, a northern entertainment/dining precinct and
entry area with strong indoor/outdoor transition; and the shopping mall/supermarket components
part-hidden in the rear;
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a large area of ‘folded’ roof plane, presenting a relatively thin edge profile to ground-based viewers,
with extensive overhangs to provide a shaded and welcoming ‘people space’ beneath;
trellis structures which extend in lines to the north and east, with opportunities for native vines, as
well as the trellis-like form of the pedestrian link and similar structures in the upgraded entry precinct
in the front of the existing shopping centre, all of which ‘soften’ the appearance of the roof form and
create indoor/outdoor transitional spaces; and
a spacious and light-filled pedestrian link through the Covenant J forest connecting the existing
shopping centre with the new development, integrating built form with the forest setting but retaining
the structure, floristics, habitat and ecological processes (outside the pedestrian link) in natural
condition.
The proposed development and its associated landscape, and the adjacent forest area of Covenant J, can
be considered as comprising a series of ‘zones’, which together integrate the urban built form and its
landscape setting, and offer different user experiences (indoor shopping mall, indoor/outdoor transition
areas, decks and link spaces, the designed landscape of a civic ‘park’ area and managed bushland/forest
habitat zones) as shown indicatively in Figure 1:
Figure 1: Proposed development and landscape zones
In addition, architectural and landscape upgrades to the existing shopping centre, and in particular a linear
arbour along the front entrance/arrival area, will refresh its appearance and integrate with the design themes
and materials in the new development and pedestrian link.
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3 The interfaces between these zones also offer transitions, not only between indoor and outdoor areas, but also between forest areas managed in their natural condition (for example Covenant J to the south of the pedestrian link) and those areas managed more as urban bushland and restored forest (for example the area between Covenant J and the ring road). 1.2.3 Shire Business Centre Development Scenario The proposed development has been planned and designed to function effectively in accordance with an overall Development Scenario (Figure 2) for future development of the SBC. This scenario recognises the importance of Covenant J not only for ‘environmental drainage’ (OS7) but also as a major green wedge separating the development precincts, integrating built form and vegetation, and linking the centre to the nearby forest. The statutory environmental protection area of Covenant J is enhanced in the master plan by extending the ‘finger’ of trees and shrubs northwards to the ring road, separating the Stage 1 carpark from the B3 development precinct. Associated with the SBC Development Scenario, vehicular and pedestrian circulation strategies also indicate movement links throughout the site, including the importance of the pedestrian link through Covenant J in achieving effective integration not only of the new development with the existing Noosa Civic centre, but also of the centre with its forested landscape setting. The pedestrian link has been designed to ‘showcase’ the integration of built form and natural environment which is at the heart of ‘Noosa Style’ and the intentions of the planning scheme. As indicated in the architectural statement, “… this backbone of pedestrian activity is the key to creating a strong sense of place through a communal experience of moving between a series of spaces that are seamlessly connected inside, outside and in-between.” Figure 2 also illustrates the potential future pattern of development to the east and north of the subject land, on the opposite side of the ring road, and the manner in which pedestrians and cyclists will be able to move through the complex. It is not proposed to incorporate a north-south cyclist link from Hofmann Drive along Covenant J (although such a link was initially envisaged for Precinct OS7) because of the lack of passive surveillance and the associated potential crime and fire risks, and also the bushland management intention is that the southern part of Covenant J be primarily a habitat area and urban nature refuge. Figure 2 Shire Business Centre Development Scenario: Buchan Group (Dec 2014) Also shown in the master plan is some reorganisation of the existing Noosa Civic shopping centre, including relocating an existing minor service truck access route from its existing location beside Covenant J to the rear of the existing Woolworths building, allowing not only the proposed pedestrian link through Covenant J but also reducing truck movements in the front of the centre.
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2 Character context and visual integration capacity
2.1 Noosa Landscape Character Context
Noosa has a distinctive landscape character due to its natural setting, the high proportion of open space
protected as National Park and conservation areas and the sensitive integration of urban development with
its landscape setting. Noosa planning schemes have prioritised the protection of natural areas and ensuring
that the built environment fits into the natural environment without dominating it (Noosa Plan Strategic
Framework 1.7.4a, p1-4). As a result, Noosa also has a recognisable built form character which is
predominantly low rise, well-designed and landscaped, and related to its natural setting through fine-grained
integration with native vegetation and landform, perhaps best expressed in the Little Cove area. In this
respect Noosa aims to be different from other coastal urban areas on the Sunshine Coast and Gold Coast.
Consequently, visitors and residents have a high expectation of environmentally sensitive and integrated
development.
Eenie
Subject Creek Road
Land
Walter
Hay Dve
Figure 3: Regional Location Map (Source: Nearmap)
2.2 Shire Business Centre
The SBC is located south of Noosaville and Noosa Waters, with frontage to two major arterial roads (Walter
Hay Drive and Eenie Creek Road), and bounded to the south by Eenie Creek. The proposed development is
in the south-east part of the SBC, bounded to the south by Hofmann Drive (partially constructed) which will
connect the existing Eenie Creek Road entrance with Walter Hay Drive. Major street/road connections and
intersections associated with the SBC, and throughout Noosa generally, comprise landscaped roundabouts.
To the south of the site and Hofmann Drive is an extensive area of natural lowland forest on the floodplain
bordering Eenie Creek. Immediately east of the site is the North Weyba section of the Noosa National Park
and Lake Weyba, which is heavily vegetated and largely undisturbed. To the immediate west, north-west
and north of the site is the Noosaville industrial precinct, concentrated along Eumundi Road, Rene Street
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and Lionel Donovan Drive. The Noosa Waters canal estate is situated north of the site, beyond which is the
urban residential area of Noosaville along the Noosa River.
The existing Noosa Civic comprises a retail complex, retail/showrooms and commercial uses, around a large
open surface car parking area and ring road. Built form is generally 1 and 2 stories in height and is of a
contemporary style.
Figure 4A: Existing Noosa Civic - view of retail/ Figure 4B: Existing Noosa Civic Carpark, with shaded
showrooms in Precinct B3, and carpark landscaping walkways
The ring road is separated from the external roads (Eenie Creek Road and Walter Hay Drive) by a
combination of undeveloped bushland and open space buffer areas, such that the SBC is mainly screened
from the view of passing motorists. Eenie Creek Road has also been intensively landscaped along its
verges to provide dense screening, using local native species.
2.3 Site Description
The development site is gently sloping and drains southwest towards Eenie Creek, via a drainage line in
Covenant J, alongside the existing retail centre development. The site supports forest regrowth on sandy
soils. In common with most of the SBC land, these areas were subject to extensive clearing in the 1960’s
and 1970’s, and have subsequently regenerated to forest, interrupted by at least one major bushfire event.
The native vegetation is currently tall and dense (Figure 5), floristically and structurally diverse and in
generally good ecological condition to provide a range of habitat opportunities, with little weed invasion.
Figure 5A: Existing Site Figure 5B: Existing Covenant Figure 5C: Existing tall forest near southern
Vegetation (typical) J Vegetation (alongside roundabout
existing Centre)
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2.4 Screening/visual integration capacity
The SBC currently appears well-integrated within its natural setting, and provides a ‘Noosa style’ shopping
centre different from those in other coastal cities and towns, mainly due to the vegetative screening from
external views. Trees and shrubs have been retained in many places around the edges of development (the
landform has allowed ‘at grade’ development with minimal earthworks) and supplemented by additional
planting. Where development has taken place between the ring road and Eenie Creek Road (eg. in Precinct
B3), passing motorists can glimpse buildings (Figure 6), but where the ‘outer ring’ precincts remain
undeveloped bushland, the Noosa Civic buildings and carpark are completely screened from external view.
The native regrowth vegetation on and surrounding the SBC is multi-layered and has excellent capacity for
visual screening, especially along edges exposed to sunshine. The mid-storey shrubs and tall tufting plants
of the understorey have the capacity to thicken their foliage density in full sun.
The proposed Noosa Civic expansion mostly in Precinct E1 (inside the ring road) will be visually screened
from external views (Walter Hay Drive) by existing dense bushland in the ‘outer ring’ Precincts E6, E7 and
OS3, for at least several years until E6 and E7 are developed, and thereafter will be largely screened by
building and landscaping in those precincts, as well as by retained vegetation in the narrow roadside band of
OS3 open space. Closely spaced trees and dense shrub vegetation not only provide effective screening for
buildings (as shown in Figure 9) but the tall vertical trees (see Figure 5C) also provide a strong visual
backdrop which frames and dominates low-rise built form.
Figure 6A: B3 buildings screened from Eenie Creek Road Figure 6B: B3 buildings screened from Eenie Creek
by retained dense bushland. Road, even where band of retained vegetation is
narrow.
While E6 and E7 remain undeveloped, the proposed development will be mainly screened from external
views. Parts of the building and its folded roof plane may be glimpsed from Walter Hay Drive, as seen
between trees by passing motorists or through gaps corresponding to the northern and southern roundabout
entries, although in both cases the built form will be visually subordinate to the band of tall forest (exceeding
20m in height) in Covenant J. Views from the northern entry will include the northern narrow ‘point’ of the
wedge-shaped built form, with its trellis extensions into the landscaped civic space, but will be more
dominated by trees in Covenant J and the ‘restored forest’ zone (see Figure 1). Views from the southern
roundabout to the rear (south-eastern) corner of the proposed development (the supermarket building) will
be largely screened by a band of tall dense vegetation to be retained (as shown in Figure 8B). The road
geometry and sightlines will also assist in screening the proposed development, as will the band of native
vegetation to be retained in open space alongside Walter Hay Drive (OS3.), which will develop denser shrub
foliage when exposed to full sunlight.
As seen from the ring road, the proposed buildings and carpark areas will be visible, but will be part-
screened by a band of vegetation varying in width from 3m to 15m and will appear integrated within a forest
setting due to the height and density of trees in Covenant J, and because the building will be low profile,
well-articulated and shaded by the overhanging roof plane. Passing motorists will perceive the buildings as
visually subordinate to the natural and planted landscape, due to the:
low profile built form, narrow ‘wedge-point’ northern end, articulated eastern walls and overhanging
roof form;
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retention of existing trees and shrubs along the perimeter of the carpark, and in the south-eastern
corner;
retention of bushland in Covenant J, providing a tall dense backdrop ‘wall’ of trees;
proposed street tree planting and low level planting in the median along the ring road; and
proposed tree planting and bands of groundcover/shrub planting in the carpark areas and proposed
landscape treatment beside the buildings.
In the longer term, the provisions within the Noosa Shire planning scheme will impact upon the degree of
visual screening of the site from external areas. The SBC map allows for the development of Employment
(Business Offices and Transit) in Precinct E6, Employment (Business and Offices) in Precinct E7 and
additional Business (Showroom, Office and Business) in Precinct B3 beside the northern roundabout on
Walter Hay Drive. The development of these areas will result in the reduction of retained bushland to a
narrow border along Walter Hay Drive within Precinct OS3. When fully developed as envisaged by the SBC
map, buildings in E6 and E7 are likely to be partially visible through a narrow screen of vegetation but the
proposed development ‘inside’ the ring road will be mainly screened.
2.5 Visibility Analysis
A visibility analysis of the proposed built form, carparking and landscaping areas has been undertaken in
order to identify the extent to which the proposed building is likely to be screened from external views.
In order to demonstrate the effectiveness of on-site vegetation for screening, photographs were taken on site
of markers (bright orange or dull green plastic sheets) mounted on poles at various distances, such that they
showed the screening provided by bands of vegetation of 3m, 8m and 15m width. The camera position was
taken 5m back from the edge of vegetation as shown in the diagram below. The photos were taken in the
middle of the day (about 1.30 – 2 pm) on a sunny day, to ensure that there was maximum sunlight on the
markers and to minimise shadow effects.
Figure 7: Positioning of camera and markers
Figures 8A & 8B below illustrate the screening capacity of a 3m wide vegetation screen. An 8m wide
vegetation screen is provided in Figures 9A & 9B and 15m wide band in Figures 10A & 10B.
This ‘test’ does not purport to represent the height or length of buildings, but indicates that an 8m band of
vegetation will provide at least partial screening such that large buildings which may be glimpsed will be
softened and their scale ‘broken up’ by filtered views. Obviously vegetation is more successful at screening
a dull green object than a bright orange object.
The screening effectiveness of the typical multi-layered native vegetation of the SBC area is also illustrated
by photographs of the existing B3 buildings, where they are separated from Eenie Creek Road by only a
narrow strip of OS3 vegetation (refer Figures 6A & 6B above).
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8 Figure 8A: 3m Width of vegetation screen, Orange Figure 8B: 3m Width of vegetation screen, Green Marker just visible Marker in same position 9 Figure 9A: 8m Width of vegetation screen, Orange Figure 9B: 8m Width of vegetation screen, Green Marker in Marker just visible same position
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Figure 10A: 15m Width of vegetation screen, Orange Figure 10B: 15m Width of vegetation screen, Green
Marker Marker
The likely effectiveness of a band of retained trees along the perimeter of the proposed at-grade carparking
areas to screen not only the parked cars, but also the proposed Noosa Civic expansion building, has also
been tested by cross-sectional sight lines (Figures 11 & 12 below).
Section 1
Figure 11: Plan indicating section location
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Proposed Carpark trees
Proposed (at approx. 5m high)
Development
Typical 8m wide setback of carpark, with
a band of retained trees approx. 18m
high with mid-storey planting to screen
views from Ring Road
Figure 12: Section 1- View from Ring Road towards Proposed Development with 8m wide band of
retained and screening vegetation
The density of tall trees in the regrowth forest of the subject site (see Figures 4 A, B & C) will allow at least 8
and possibly up to 12 trees to be retained in any 8m wide setback band, for each 20m long strip, even
assuming that trees will be removed within 1m of each edge. However, while these retained tall trees will be
important for character and for ensuring that the natural setting dominates the development, their tree trunks
will provide little screening. The native shrubs retained in these carpark perimeter bands will provide most of
the visual screening, either in their existing condition, with supplementary planting and/or with their foliage
stimulated and thickened naturally by exposure to extra sunlight.
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3 Principles & examples of ‘Noosa style’ development
A review of various references to or implications regarding design objectives in the planning scheme
indicates that ‘Noosa style’ development is likely to express a number of complementary principles as
follows:
Table 3-1 Suggested ‘Noosa style’ Principles
Principle Key Attributes
Integration with Built form is closely integrated with the landscape (landform and vegetation)
1 environment and such that neither is visually dominant, but appear in harmony.
landscape setting
Built form is low rise, of a low scale and low density.
Built form is not visually prominent within the streetscape and local area.
Building materials and finishes ‘complement the Noosaville character and
integrate with the surrounding natural and built environment’ (O21 Planning
Provision).
NOTE: In Noosa, there are many examples where visual integration has been
achieved as a final outcome, notwithstanding significant site disturbance during
construction (eg. excavation into a hillside)
Figures
13A & 13B
2 Dominance of Built form respects, incorporates and/or avoids removing local native
local native vegetation, with individual trees and clusters of vegetation retained in close
vegetation in the proximity to buildings.
landscape
Local native vegetation forms a dominant and consistent landscape feature
which is visible as both a backdrop to development and is integrated within
development sites.
Open space areas are retained in their natural bushland state.
Landscape treatment forms an extension of nearby bushland areas.
Figures
14A & 14B
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Principle Key Attributes
3 Responsiveness Development responds and maintains the existing features of the site including
to existing site landform, which allows the retention of native vegetation.
features
NOTE: This principle does not imply that development on slopes must be small-scale
buildings which ‘touch the ground lightly’ with minimal earthworks. There are many
examples in Noosa where buildings have been part-excavated into the landform, but
the final outcome (with landform restoration and landscaping) appears to ‘fit’ into a
hillside.
Figures
15A & 15B
4 Informal setting Development creates or enhances informal places, including interfaces with open
space; and avoids overly urban formality such as extensive paved plaza spaces.
Figures
16A & 16B
5 High quality Where built form is exposed to view, design is to a high standard and materials are of
a high quality.
Figures
17A & 17B
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6 Strong Spaces within buildings ‘flow’ into adjacent outdoor spaces, allowing movement, uses
indoor/outdoor and views from one to the other.
relationships
Figures
18A & 18B
7 Sweeping road Roads with gentle curves and absence of traffic lights, conveying a character more
pattern with akin to ‘countryisde’ motoring rather than city commuting.
roundabouts
Figures
19A & 19B
8 Sustainable and In addition to retention of on-site vegetation and habitat, developments will reduce
environmentally- their environmental impacts through measures such as WSUD, low embodied energy
sensitive and energy-saving devices.
Figures
20A & 20B
While some of the above principles are exemplified in some parts of Noosa (such as the Little Cove area), no
single recent development (even those approved by Council) provides an exemplar of all eight principles. In
general, ‘Noosa Style’ is easier to achieve in residential and tourist-related development than in a
commercial shopping centre or retail/office/showroom complex such as the SBC, or in civic and transit centre
facilities. On the other hand, some ESD initiatives (Principle 8) are more effective when incorporated into
larger developments, such as water-harvesting and low energy initiatives.
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4 Evaluation against ‘Noosa style’ Principles
This section provides a review of the proposed development against the eight ‘Noosa style’ principles as
described above in Section 3.
Principle 1: Integration with environment and landscape setting
The proposed development will be integrated with the landscape through:
The bushland setting – the site is located inside the ring road with existing dense bushland areas
along the perimeter of the site in Precincts E6, E7 and part B3 beside Walter Hay Drive and the
southern access road which in the interim phases of the master plan will provide screening from
external roads. This context will be significantly more sympathetic than existing commercial
developments in Noosa which generally have built form, parking and signage as the dominant visual
elements from surrounding external roads with limited vegetation.
Alignment of the built form alongside the Covenant J forest, with a strong interface which provides a
long backdrop and multiple opportunities for views into the adjacent forest, orientation of northern
buildings towards the tall trees and extension of the forested open space northwards to form part of
the entry experience. The band of forest will form part of the ‘first impression’ image of built
form/natural setting integration,
The wedge-shaped footprint with a narrow northern point, which comprises a casual indoor/outdoor
restaurant precinct with timber decks and low-key permeable walls, will be balanced with and
visually subordinate to the adjacent band of forest, and will effectively ‘hide’ the scale of the
shopping centre behind.
The retention of native vegetation throughout the development site and additional native planting
through intensive landscaping and effective landscape maintenance (as currently occurs throughout
Noosa Civic).
Sightlines from the entry roads will be focused on natural features or landscaped roundabouts and
medians. The northern entry road will be oriented towards the band of retained forest.
Conceptualising the proposed development and adjacent Covenant J forest as a series of ‘zones’ (Figure 1)
also illustrates graphically the manner and extent of integration. The ‘shopping mall’ zone, which in most
shopping centre developments is expressed externally as box-like built forms with large blank side walls, will
in this case be buffered and surrounded by indoor/outdoor transition areas, designed landscapes and
managed bushland and forest habitats. The outcome will be a significant improvement (in relation to built
form/natural setting integration) to other existing retail or commercial developments in Noosa and the
Sunshine Coast, where existing commercial developments are more internally-focused.
Additionally the proposed built form will be subordinate to the landscape in the following ways:
Covenant J and its ‘restored forest’ extension (and a further ‘green finger’ extension northwards
as proposed in the master plan) will divide the proposed development from the existing Noosa
Civic centre, such that the buildings will appear to external observers to be two forms separated
by forest, although they will be perceived by indoor users as an integrated shopping centre
development.
The most visible element from the main entry from Walter Hay Drive will be of bushland retained
within Covenant J, the ‘restored forest’ zone and the landscaped forecourt areas, with buildings
seen as subordinate to tall forest trees.
The proposed development will be low profile and well below the canopy of tall trees within
Covenant J and retained in carpark perimeter strips, thus maintaining a forested skyline for
views from the east and north-east, and appearing to be subordinate to the natural setting. The
low rise horizontal scale of the shopping centre and flat roof form (with thin edge and shaded
‘people space’ below) will be counter balanced by a forest of tall vertical trees which will break
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up the proposed building mass (Refer Elevations of proposed development prepared by The
Buchan Group, ‘Noosa Civic Expansion Development Application’, Dwgs 3.1-3.4)
The edges alongside Covenant J will comprise timber decks which casually integrate the built
form and outdoor café/dining activity with the forest trees.
More than two-thirds of the carparking will be concealed in a basement level carpark, and the at-
grade carparking will be divided into three distinct areas, separated by landscaped strips;
thereby maximising areas for tree retention and landscape treatment.
The car park entrances and proposed service area will be mostly screened from Walter Hay
Drive by native tree and shrub planting and through their careful placement away from key
pedestrian activity areas.
A pedestrian link that is glass walled on one side between the existing Noosa Civic Centre and
the expansion development, through the Covenant J forest, will connect people to the forest by
allowing views of tree trunks, canopy and forest floor, while moving through the landscape.
(Refer View B, prepared by The Buchan Group, ‘Noosa Civic Expansion Development
Application’, Dwg 4.2).
The proposed building and landscape materials and finishes will complement the natural
environment.
The linear arbour and entry features designed to refresh the existing front side of the existing
Noosa Civic shopping centre, and its interfaces with the existing carpark, will further integrate
the built form with the natural setting (Refer Bark Architects ‘Layers of Green’ drawings).
Principle 2: Dominance of local native vegetation in the landscape
Local native vegetation will form a dominant landscape element on the site through:
Retention of a band of tall forest and dense multi-layered native understory in Covenant J. Although
some of this vegetation (including 41 surveyed trees) will be removed for construction of the
proposed pedestrian link, this loss will be offset by retention of additional trees outside but adjacent
to Covenant J, where the built form is set back from the eastern boundary of the covenanted area,
as well by an area of restored forest between Covenant J and the ring road.
Retention of existing native vegetation along the ring road perimeter of the carpark areas, in the
south-east corner and along the eastern edge of Covenant J, supplemented where necessary by
additional planting of local native species. A detailed survey of existing trees along the edges of the
covenanted area and in the north-eastern part of the carpark has been undertaken to demonstrate
that trees can be retained, integrated with earthworks, services and stormwater treatment. Most of
the surface carpark will be more or less at grade with only minimal cut or fill earthworks, such that a
typical 8m wide buffer setback area between the ring road and carpark areas (for example) will retain
a band of trees at least 6m wide, capable of achieving similar screening to that shown in Figures 6A
& 6B above;
The use of local native species in all landscaping, as required by Council for the existing Noosa Civic
centre, and an emphasis on species endemic to the SBC site for visually dominant signature
plantings. Some native South-east Queensland species (but which are not endemic to the Noosa
site) will also be used in selected locations and for particular purposes such as vines for trellis
planting, as discussed in the Landscape Intent Statement. People moving through the site and
using the facilities will be surrounded by and ‘immersed’ in native vegetation;
The proposed development will continue the strong focus on local landscape plants, which offer an
attractive and hardy range of species well suited to site landscaping and bioretention swales. The
species to be selected, their density and establishment, and the level of maintenance required are all
now well known from past experience with SBC and Eenie Creek Road verge planting, and these
themes will be continued. The use of native plants in landscaping, and the manner in which they help
soften the edges of built form and relate it visually to its forest setting, will be at least equivalent in
standard to the best existing examples in Noosa.
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Principle 3: Responsiveness to existing site features
The development site is gently sloping, such that the proposed development is largely at grade with little
need for cut or fill earthworks, except for the undercroft carpark. The Noosa Civic expansion will respond to
the existing site features through:
Excavating the undercroft carpark into the slope, such that it will be accessible from Hofmann Drive
and will be open-sided allowing forest views along one side, while at the same time allowing the
north-eastern carpark to be at grade and the main shopping centre at the same level as the existing
centre. This arrangement also allows bioretention and stormwater detention in the three at-grade
carpark areas and a larger bioretention basin in the south-west corner, adjacent to (and
supplementing) the habitat retained in Covenant J.
The retention of the existing natural drainage line, native vegetation and habitat within Covenant J,
with the exception of trees removed for the pedestrian link and a small area of the Hofmann Drive
extension road batter which will extend into the covenanted area. However there will be no
stormwater discharge to or changes to the existing hydrological regime in the drainage line, and the
small road batter disturbance will allow the level of Hofmann Drive to be raised, allowing culvert
underpasses for native fauna.
The careful design and construction of the proposed pedestrian link through Covenant J will allow
retention of trees and other native vegetation in close proximity.
Principle 4: Informal setting
The proposed Noosa Civic expansion will be low key and distinctively informal in its external appearance,
unlike most shopping centres, and will provide a series of precincts and transitional zones through which
people will move between indoor and outdoor spaces, reflecting the casual and nature-dominated aspects
of ‘Noosa style’. In particular:
The open space and landscape areas near the northern roundabout entrance area will mix
indoor/outdoor eating areas, civic uses, carparking and pedestrian circulation with tall retained trees
and ‘restored forest’ areas;
The roof form, although extensive and elevated high above ground level, will be low profile with
irregular edges, and the vine-covered trellises will ‘blur’ the boundaries between roofed and open
spaces as seen from many viewpoints;
The pedestrian link (with its glass walls and roof, trellis and partly open sides), and timber decks will
connect people with the forest setting along the interface with the Covenant J forest;
The three at-grade car parks will be small scale (90 – 120 spaces each), separated by landscaping
and bounded to the east by a strip of retained trees, part-screening the parked cars and the built
form from the ring road, all with a backdrop of tall trees in Covenant J which will visually dominate
the low rise buildings; and
A range of activities and facilities extending across the northern end, especially on market and event
days, when the arrangement, surfaces and landscaping of the north-eastern carpark will allow multi-
purpose use.
The overall impression will be a highly designed but apparently casual interface between the internal
shopping mall and the natural forest, conceptually described as seven natural/built form integration ‘zones’
(Figure 1).
Principle 5: High quality
The proposed development will ‘showcase’ timber and native plant species as expressions of the intended
integration of built form and natural setting, not only in the retail/dining areas and the pedestrian link, but also
through refurbishment of the existing shopping centre entrance and trellis structures. Parts of the building
which are visible from external views will be constructed to a high standard and with high quality external
finishes.
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Principle 6: Strong indoor/outdoor relationships
The proposed pedestrian link, and the northern end of the development will have a strong indoor/outdoor
character which will allow people to move through and enjoy the forest setting, as shown in the architectural
images. The distinction between indoor shopping mall and external spaces will be broken down in this
northern precinct, and also along the western side of Covenant J where proposed refurbishment of the
existing Noosa Civic shopping centre will introduce a deck and outdoor cafes to the north of the pedestrian
link. Additionally, the proposed development will maximise natural light through a central atrium which will
provide internal access between the basement carpark and ground flood uses. The atrium will feature
appropriate planting to enhance the overall ‘green’ character of the development and help to strengthen
indoor and outdoor relationships.
Principle 7: Sweeping road pattern and roundabouts
The proposed development will retain and reinforce the existing northern and southern roundabouts, and
complete the ring road connection by extending Hofmann Drive. Although, it is proposed that the Eumundi-
Noosa Road/ Eenie Creek Road/ Eumundi Road intersection will be signalised in the future due to future
projected traffic volumes along this road.
Principle 8: Sustainable and environmentally-sensitive development
The proposed development is located adjacent to a drainage line (through Covenant J) which drains through
environmentally sensitive habitat towards Eenie Creek, which will be protected through management of
stormwater runoff (both quantity and quality) by detention swales in the at-grade carpark areas and a
bioretention basin in the south-west corner.
Other sustainable development measures include (in addition to the extensive use of local native plants):
the use of recycled timber in trellis structures, the linear arbour and the pedestrian link,
boardwalk and other permeable surfaces beside Covenant J for rainwater infiltration,
management of most of the Covenant J habitat as an undisturbed nature refuge, and
culvert underpasses beneath the Hofmann Drive extension for native fauna movement.
Summary
In summary, the proposed Noosa Civic expansion has been designed to be an exemplar of ‘Noosa style’
built form and landscaping, offering users a degree of built form/natural setting integration in a high quality
but informal environment.
Although the development will occupy a relatively large footprint, and as seen from the air will appear as an
extensive roof form, the built form has been carefully designed and set into the landscape so as to be much
less obtrusive than a ‘typical’ shopping centre. As seen from most viewpoints and angles, the proposed
development will be visually dominated by its forest setting, and will be screened from the view of passing
motorists except for glimpses of built form and parked cars, and of signage. Sensitive site planning has been
undertaken to ensure that the development will retain pockets of existing native vegetation (in addition to
Covenant J) which will contribute to creating an established bushland character and integrating built form
into a natural setting.